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Not much at 10k GBP in the main area of Patong.. Nothing in fact..
Anything outside the main areas is going to be a money pit for 9 months of the year.. Even bars back out of the tourist trade on say Nanai are looking often at well over your amount.. I know of two going for more than double that.. And they are not anything special..
Too many people think its a good idea.. So lots of competition and too much money chasing the same thing.. For a guesthouse look at at least 20x the amount your talking about..
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